10753 Spring Garden Dr · Glasgow Village, MO 63137

$110,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 16 Days on market

Built 1956 6,120 sqft lot Est $105k · at est.

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +5.3/15.0
• Rent growth +4.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This affordable 3 bedroom, 1 bath ranch home has a lot of potential. The open floor plan flows nicely from the living room into the kitchen and family room. This home has over 1,300 square feet of living space, not including the partially finished basement. There is also plenty of off-street parking. Welcome home!

Key facts

• Durable flooring
• Ample cabinetry
• Local amenities

Tags

• ABUNDANT NATURAL LIGHTING
• DURABLE FLOORING
• AMPLE CABINETRY
• GENEROUSLY SIZED LIVING AREAS
• SIZABLE LOT
• LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residential home; One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Lot includes other features

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#756 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highland Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 274 students, 99% FRL); Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 201 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $110k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10769 Spring Garden Dr	0.04mi	3/1.0	1,527 (+14%)	4mo	$99,900	$65	72
171 Monteith Cir	0.25mi	3/2.0	1,412 (+5%)	21mo	$110,000	$78	58
10339 Ross Cir	0.70mi	2/1.0 (-1)	1,406 (+5%)	1mo	$95,000	$68	54
10600 Glen Garry Rd	0.29mi	3/2.0	1,211 (-10%)	15mo	$75,000	$62	53
133 Perthshire Rd	0.45mi	3/1.0	1,225 (-9%)	17mo	$98,000	$80	50
125 Perthshire Rd	0.44mi	3/2.0	1,206 (-10%)	21mo	$76,000	$63	40
223 Midlothian Rd	0.65mi	3/1.0	1,196 (-11%)	14mo	$105,000	$88	40
124 Cameron Rd	0.67mi	3/1.0	1,171 (-13%)	20mo	$95,000	$81	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.33×
• Total profit: $10,235
• Equity at exit: $16,401

10-year hold

• IRR: 20.3%
• Equity multiple: 3.00×
• Total profit: $61,582
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63137

• Rents YoY: 6.6%
• Active inventory: 201
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$577
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $358

Break-even live

Break-even rent $955

Max offer price $110,000

Occupancy floor 70%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10752 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,000	$1.08	17d	1	0.02mi
10748 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,195	$1.29	43d	1	0.02mi
10772 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,450	$1.56	43d	1	0.05mi
10732 Spring Garden Dr Saint Louis, MO	3.0	1.0	927	$1,350	$1.46	23d	1	0.06mi
120 McAlpine Dr Saint Louis, MO	3.0	1.0	927	$1,399	$1.51	43d	1	0.15mi
117 Glen Garry Rd Saint Louis, MO	3.0	1.0	1000	$1,175	$1.18	3d	1	0.31mi
133 Perthshire Rd Saint Louis, MO	3.0	1.0	1225	$1,499	$1.22	43d	1	0.44mi
10325 Lookaway Dr Saint Louis, MO	4.0	2.0	1248	$2,000	$1.60	10d	1	0.51mi
251 Midlothian Rd Saint Louis, MO	3.0	1.0	1058	$1,499	$1.42	43d	1	0.70mi
232 Cameron Rd Saint Louis, MO	3.0	1.0	984	$1,295	$1.32	12d	1	0.76mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	23d	1	0.79mi
941 Pike Ct St. Louis, MO	3.0	1.5	1431	$1,255	$0.88	4d	1	0.79mi
10518 Gretna Cir Saint Louis, MO	3.0	1.0	1082	$1,450	$1.34	23d	1	0.84mi
308 Lanark Rd Saint Louis, MO	3.0	1.0	1154	$1,400	$1.21	23d	1	0.85mi
400 Lancashire Rd Saint Louis, MO	3.0	1.0	1200	$1,095	$0.91	43d	1	0.90mi
432 Midlothian Rd Saint Louis, MO	3.0	1.0	1120	$1,350	$1.21	10d	1	0.91mi
10519 Renfrew Dr Saint Louis, MO	3.0	1.5	982	$1,399	$1.42	43d	1	0.95mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	7d	1	0.96mi
10515 Renfrew Dr Saint Louis, MO	3.0	1.0	1670	$1,400	$0.84	4d	1	0.96mi
437 Lancashire Rd Saint Louis, MO	3.0	1.0	1082	$1,395	$1.29	43d	1	0.96mi
10524 Durness Dr Saint Louis, MO	3.0	1.0	1000	$1,250	$1.25	43d	1	0.97mi
368 Cameron Rd Saint Louis, MO	4.0	1.0	1628	$1,580	$0.97	43d	1	0.98mi
10409 Renfrew Dr Saint Louis, MO	3.0	1.0	1644	$1,250	$0.76	23d	1	1.02mi
10309 Galloway Dr Saint Louis, MO	3.0	1.0	892	$1,295	$1.45	12d	1	1.06mi
10063 Northgate Dr Saint Louis, MO	2.0	1.0	1054	$1,200	$1.14	43d	1	1.10mi
743 Shepley Dr Saint Louis, MO	3.0	1.0	932	$1,025	$1.10	7d	1	1.17mi
10019 Northgate Dr Saint Louis, MO	3.0	1.0	991	$1,150	$1.16	21d	1	1.17mi
10213 Durness Dr Saint Louis, MO	2.0	1.0	932	$1,225	$1.31	43d	1	1.21mi
10401 Hobkirk Dr Saint Louis, MO	3.0	1.0	1050	$1,500	$1.43	17d	1	1.22mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,350	$1.50	43d	1	1.26mi
1205 Shepley Dr Saint Louis, MO	3.0	1.0	901	$1,325	$1.47	23d	1	1.26mi
10421 Gardo Ct Saint Louis, MO	3.0	2.0	1000	$1,395	$1.40	14d	1	1.27mi
10201 Gourock Dr Saint Louis, MO	3.0	1.0	886	$1,275	$1.44	43d	1	1.35mi
10052 Diamond Dr Saint Louis, MO	4.0	1.0	1181	$1,495	$1.27	12d	1	1.36mi
10052 Lilac Ave Saint Louis, MO	3.0	1.5	1143	$1,100	$0.96	7d	1	1.45mi

Listing history 12 events

1. 2026-06-18
   days on market $110,000 Active 16 DOM
2. 2026-06-17
   days on market $110,000 Active 15 DOM
3. 2026-06-16
   days on market $110,000 Active 14 DOM
4. 2026-06-15
   days on market $110,000 Active 13 DOM
5. 2026-06-13
   days on market $110,000 Active 11 DOM
6. 2026-06-13
   days on market $110,000 Active 10 DOM
7. 2026-06-09
   days on market $110,000 Active 7 DOM
8. 2026-06-08
   days on market $110,000 Active 6 DOM
9. 2026-06-07
   days on market $110,000 Active 5 DOM
10. 2026-06-05
    days on market $110,000 Active 2 DOM
11. 2026-06-02
    remarks 693-char remark
12. 2026-06-02
    listed $110,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,578 · $132/mo
• Projected year-2 tax: $1,578 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,888
• − Mortgage interest: −$6,162
• − Property taxes: −$1,578
• − Insurance: −$550
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,200
• Taxable income: $2,696
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,644/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 of 324 in MO

Livability — Glasgow Village

• Score: 55/100
• State rank: #756
• US rank: #23451

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow Village, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 19,684
• Household income: $43,422
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 1863.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 13% Two or more races 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.70%
• Current HPI: 130.6765
• Rent YoY: ▲ 6.59%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+205.6% since first listed

17 events — show timeline

• 2026-06-02 Listed $110,000 MARIS as Distributed by MLS Grid
• 2024-12-06 Rental Removed $1,565 APPFOLIO
• 2024-10-03 Listed for Rent $1,565 APPFOLIO
• 2023-12-05 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-11 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2023-09-23 Listed $49,900 MARIS as Distributed by MLS Grid
• 2023-09-21 Coming Soon — MARIS as Distributed by MLS Grid
• 2020-01-29 Sold (Public Records) $22,000 Public Records
• 2013-04-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2012-12-20 Listed $14,450 MARIS as Distributed by MLS Grid
• 2004-06-23 Sold (Public Records) — Public Records
• 2002-12-06 Sold (Public Records) $75,000 Public Records
• 2002-05-07 Sold (Public Records) $43,500 Public Records
• 2001-02-09 Sold (Public Records) $65,000 Public Records
• 1990-02-01 Sold (Public Records) — Public Records
• 1990-02-01 Sold (Public Records) $53,500 Public Records
• 1979-02-01 Sold (Public Records) $36,000 Public Records

Property tax history

+1.4%/yr

Latest (2022): $1,578 · +1.0% YoY. Source: county tax records.